Rental Housing Magazine: Nov/Dec

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EAST BAY RENTAL HOUSING ASSOCIATION

Volume XXX Number 23 | Nov/Dec 2022

EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 TEL 510.893.9873 | FAX 510.893.2906 ebrha.com

CHIEF EXECUTIVE OFFICER

Derek Barnes aemail@ebrha.com | 510.893.9873 ext. 407

COMMUNICATIONS AND MEDIA RELATIONS

Chris Tipton communications@ebrha.com | 510.893.9873 ext. 404

ADVERTISING AND MEMBERSHIP SALES Danielle Baxter sales@ebrha.com | 510.893.9873 ext. 403

MEMBER SERVICES AND SUPPORT

Damon Rothgeb membership@ebrha.com | 510.893.9873 ext. 414

FACILITIES AND EVENT SCHEDULING

Shani Brown shani@ebrha.com | 510.893.9873 ext. 406

BILLING AND ACCOUNTING Chris Welton accounting@ebrha.com | 510.893.9873 ext. 405

EBRHA OFFICERS

PRESIDENT Wayne C. Rowland

FIRST VICE PRESIDENT Luke Blacklidge TREASURER Chris Moore SECRETARY Brent Kernan

EBRHA BOARD OF DIRECTORS

Wayne C. Rowland, Luke Blacklidge, Maya Clark, Chris Cohn, Lazandra Dial, Brent Kernan, Carmen Madden, Chris Moore, Courtney Morse, Fred Morse, Joshua Polston, Jack Schwartz, Aaron Young

PUBLISHED BY East Bay Rental Housing Association

PUBLISHER Derek Barnes

EDITOR Michelle Gamble

ART DIRECTOR Bree Montanarello

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610

Rental Housing is published bimonthly for $9.95 per issue by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94610.

Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published bimonthly, Rental Housing is distributed to the entire mem bership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Bay Central Printing Company. ©2022 by EBRHA. All rights reserved.

LETTER FROM EBRHA CEO DEREK BARNES

is almost a wrap, and elections are Tuesday, November 8. Usual ly, we focus our final magazine issue on a 12-month retrospec tive and what’s around the corner in the new year. In this edition, our election issue, we’ll focus on legislation and policy to help you make informed voting deci sions. There are many things rental property owners must know to remain competitive and compliant.

There is so much on the line with governor, senate, congressional, mayoral, county supervisors, city council, and other municipal candidate races nationwide, as well as many state bills, propositions and local ballot measures in California for voters to figure out. It has been a busy legislative year that continues to impact housing across the state for renters and property owners.

A strong correlation exists between the cost of living, taxes, quality of life, and where people choose to live. Arguably, policy and legislation considerably impact the abovemen tioned areas as well, but the pandemic’s effect turbo-charged decisions for many people.

We’ve heard throughout the pandemic that California is losing its population, and people are fleeing the Bay Area. However, many East Bay neighborhoods have been the beneficiaries (gaining residents) because of the San Francisco exodus. The movement is primarily due to the lower cost of housing and residents needing more habitable space – a quality of life gain. Despite a robust recovery, rents in the East Bay haven’t skyrocketed like other metropolitan areas, and in some cases, they may be slightly lower than prepandemic levels.

Another interesting data point is that people in the US aren’t moving around as much today — mainly for socioeconomic reasons. According to census data, move migration

2022rates hit an all-time low in 2020 (at 8.4%) since first tracked in 1947 (at 20%+). For areas with a growing population, people entering the housing market (buying or renting) may find it challenging to find affordable places to live. This is because current residents aren’t moving to free up the older housing stock – especially those in rent-controlled or stabi lized units, even though their household income would allow them to lease up-market rentals or even buy a home. But we cannot build enough new affordable housing at $600 – $800 a square foot either. Unfortunately, the economics stunt the natural housing movement due to increased market regulations and insufficient production to accommodate lower to moderate-income household growth.

A pseudo-progressive agenda continually dismantles small businesses, homeowners, and rental property owners’ livelihoods too, thus impacting the quality of life for every one in a community. Idealists have infiltrated many mu nicipal governments with little to no working knowledge of business, property rights or economic policy. Cities like Oakland will continue to languish as residents see more violent crime, business exodus, erosion of public education, degradation of city services and infrastructure, homelessness, and public apathy.

Fear not because there is an anecdote to this plight. The power is in your vote on November 8. Many ballot measures may sound like the right thing to do. Read them carefully. They are nothing more than band-aids and short-term fixes that do not address the long-term needs of our communities – typically diversions from government accountability to meet strategic objectives, develop durable policy, and meet its fiscal responsibility to taxpayers. In this issue, we cover critical statewide housing-related bills and ballot mea sures across Alameda and Contra Costa counites to provide EBRHA members with our analysis and positions.

Finally, scrutinize candidates up and down the ballot with grand ideas and big talk but no practical business experience or historical track record of getting things done by building coalitions of different stakeholders. Experience, empathetic listening and tough leadership matter to bring forth the meaningful and enduring change we need in our cities.

Derek Barnes

Out & About

STORY by JP Morgan exhibitor booth

page

Roundtable presentation with EBRHA Board President Wayne Rowland

EBRHA CEO, Derek Barnes and Grand Prize Winner, EBRHA member, Ann McClain

Edrington & Associates exhibitor booth

West Coast Premier Construction exhibitor booth (See ad on page 37)

Derek Barnes and Shani Brown announcing the drawing winners.

EBRHA staff member, Shani Brown, and EBRHA Lobbyist, Ron Kingston

Home Depot And BEHR® paints booth (See ad on page 9)

Bay Area Bin Support exhibitor booth (See ad on back cover )

EV CHARGING STATIONS

As electric vehicles become more prevalent, two bills concerning a prop erty owner’s duty to install charging stations for use by renters should be signed into law.

ASSEMBLY BILL 1738

Installation “Specs” During Retrofit of Existing Multi-Family Structure

California’s Legislature has deter mined that transportation electrifi cation is a key strategy in reducing emissions. As a result, by 2035, only Electric Vehicles (EVs) will be permit ted for sale in California. In order to support the number of EVs, California has set a target to provide 250,000 EV charging stations to support the esti mated five million EVs by 2030.

SENATE BILL 1482

EV Charging Infrastructure

Senator Allen provided additional direction regarding requirements pertaining to EV charging stations installed in the parking lots of mul tifamily housing. Allen’s intent is to make EV charging station standards equal to those standards for singlefamily homes.

SENATE BILL 1396

Credit Reporting for Renters

Currently, and until July 1, 2025, prop erty owners of assisted housing de velopments, with 16 or more dwelling units, are required to offer lessees the option of having their rental payments reported to at least one consumer reporting agency.

SENATE BILL 971

Household Pets On Leashes

If a housing development is fi

LEGISLATIVE REVIEW

nanced pursuant to the Zeno vich-Moscone-Chacon Housing and Home Finance Act on or after January 1, 2023 … or if a housing develop ment receives money administered or provided by the Department of Housing Community Development … or if a housing development receives a low-income housing tax credit … then all residents must be authorized to own or otherwise maintain one or more “common household pets” within the resident’s dwelling unit. (Subject to applicable state laws and local government ordinances related to public health, animal control, and an imal anticruelty, and subject to “other reasonable conditions.”)

ASSEMBLY BILL 2520 SCA 2

Renter’s Access to Justice

Creates an Office of Access to Justice by January 1, 2024. Its purpose is to increase the availability of meaningful access to justice for low-income and other under-represented people in the state of California. It is not only intended for criminal justice, but for civil litigation as well. This bill will likely have an impact on unlawful detainer actions. The State’s estimated cost during the 2023-2024 fiscal year is estimated at $3.7 million, then $6 million each year thereafter.

SENATE BILL 1017

Tenancy Termination Based on Abuse or Violence

Changes a civil penalty to statutory damage if a property owner refuses to terminate a resident’s tenancy if that resident, resident’s household member, or resident’s immediate family member was a victim of domestic abuse

and the resident provides notice to terminate within 180-days from the recorded date the abuse occurred. The same penalty changes to statutory damages if a property owner collects rent for 15 or more days following re ceipt of a resident’s notice to terminate tenancy. Additionally, a property own er’s violation will permit the resident to contend the violation as an affirm ative defense if the property owner files an unlawful detainer that is based upon an act of abuse or violence. Final ly, the bill requires the Judicial Council to update the Notice Form provided to a property owner by a resident.

SCA 2

Public Housing Projects

Repeals Article 34 of the California Constitution – this means that any state public body may develop, construct, or acquire a low-rent housing project with out the approval of the electorate

ASSEMBLY BILL 2662

Codifies Case Law

Codifies case law declaring the func tions and duties exercised and per formed by the DFEH represents the interests of the state and acts in the public interest when exercising those powers as set forth under FEHA. This means that if the DFEH brings a claim against a property owner for an alleged FEHA violation and the property own er prevails, the property owner is no longer entitled to attorney’s fees and costs to defend against the suit filed.

SENATE BILL 1157

Indoor Water Usage

Changes water use standards relat ing to indoor residential water use. Through December 31, 2024, the

standard for indoor water use shall be 55 gallons per capita daily. Beginning January 1, 2025, through December 31, 2029, the standard for indoor water use shall be 47 gallons per capita daily. Beginning January 1, 2030, the standard for indoor water use shall be 42 gallons per capita daily. Property managers cannot be expected “to be responsible” for confirming resident’s compliance.

ASSEMBLY BILL 989

Review Housing Development Projects

Will be established to review housing development projects that are alleged to have been denied or subject to conditions in violation of the Hous ing Accountability Act. The Housing Accountability Act prohibits local agencies from disapproving, or con ditioning approval in a manner that renders infeasible, specified housing development projects for very low, low-, or moderate-income households and projects for emergency housing.

ASSEMBLY BILL 2817

House California Challenge Program

Beginning in the 2022-2023 fiscal year, the program would allocate $1 billion each year for five years. Ten percent will be awarded as grants to recipients to help locate and obtain permanent hous ing; 80% would be allocated for longterm rental assistance, master leasing of units, and short-term funds for pre vention, self-resolution, and diversion services; and the last 10% of the funds are to be used for administrative costs.

ASSEMBLY BILL 2503

California Law Revision Commission Study of Residential Rental Housing Legal Terminology

The bill directs the California Law Revi sion Commission to study terminology used to define the parties to a residential rental agreement and deliver to the Legislature before December 31, 2024, a report to establish consistent terminol ogy, and determine, then recommend what modern terms are appropriate to define “landlord” and “tenant”.

ASSEMBLY BILL 2559

Renter Screening Report

Permits but does not require a prop erty owner or manager to accept a reusable renter screening report, AKA consumer report, from an applicant to obtain information about a pro spective resident’s creditworthiness during the application process. If a reusable renter screening report is accepted for this use, the applicant shall not be charged an application screening fee, and the report shall include the applicant’s: name, contact information, employment verification, and last known address. The report shall have been provided upon the ap plicant’s request and received within 30 days from the date of the report.

ASSEMBLY BILL 1991

Shelter Program Participant Occupant

Prohibits the California Building Standards Code from causing a motel or hotel to be designated as non-tran sient solely as a result of a shelter

program participant’s occupancy in the motel or hotel beyond a 30-day period. Prohibits a motel or hotel from adopting termination policies, restricting access rights, or imposing charges or fees specifically for shel ter program participants that do not apply to other occupants. Prohibits a motel or hotel from requiring shelter program participants to check out and reregister, move out of rooms or between rooms, or from the motel or hotel while actively enrolled in the shelter for purposes of preventing occupants from establishing rights of tenancy.

SENATE BILL 1477

Wage Garnishment

Changes the factors and multipliers when garnishing wages pursuant to enforcing a money judgement. Cur

rently, and through August 31, 2023, a levy shall not exceed the lesser of 50% of the debtor’s weekly disposable earn ings or 50% of the amount earned that exceeds 40 times the state’s minimum hourly wage, or other specified percent ages based on hours worked in a week

SENATE BILL 897

Changes to ADUs and JADUs Makes numerous changes to the laws governing ADUs, and JADUs. Increases the minimum ADU height limit that a local agency may impose. Requires that standards imposed on ADUs by local governments must be objective, rather than subjective. Specifies that the requirement for permitting agency to act within 60 days on an ADU or JADU application means that they must either approve or deny the application in that timeframe. Prohibits a local

agency from requiring a zoning clear ance or separate zoning review for either an attached or detached ADUs that meets the object criteria specified in state law. Prohibits a local agency from denying a permit for a construct ed, unpermitted ADU built before January 1, 2018, for specified reasons. Provides that JADUs can be built within attached garages. Provides that the construction of an ADU on a prop erty does not trigger a requirement for fire sprinklers to be installed in the proposed existing primary dwelling. Provides that a local agency cannot require, as a condition for ministerial approval of a permit application for the creation of an ADU or a JADU, the correction of a violation on the primary dwelling unit, provided that correcting the violation is not neces sary to protect health and safety.

No Experience Needed: An Examination of the Rent Registration Ordinance

By Derek Barnes

Last June the Oakland City Council voted to approve a rent registry in Oakland. The law requires property own ers of rental units subject to the Rent Adjustment Program Fee to provide property and renter information for each covered unit on an annual basis. In an effort to close the city’s informa tion and enforcement gap, property owners must complete the form and register their units’ rents with Rental Assistance Program (RAP) for the first time by July 1, 2023. Owners who don’t meet the requirement will not be able to file a petition for rent increases

or request hearings.

The presumption is that this seem ingly basic information is readily avail able by owners and can be easily added to the rent registry with little impact to property owners. The City didn’t do its due diligence or take the time to un derstand the time and effort required to gather the information, if available, and register units. We’ve seen this be fore with other ordinances such as the Health Emergency Mandate (Eviction Moratorium) or arbitrarily imposing a 3% rent cap where no impact studies or analysis got done. The biggest com plaint being lack of communication

and stakeholder input.

Many rental property owners, along with EBRHA, criticized the City for not doing enough to send out communi cation to interested parties about the registration program before City Coun cil voted to approve the registry. The exclusion of stakeholders to properly vet a proposed plan made it possible to vote without having a design of the rent registry first, before City Council’s approval. Documentation and commu nications from a recent FOIA request revealed that only a few people were involved in the final input process. These correspondences didn’t reveal

any meaningful process that involved the public. After Councilmembers approved the ordinance, meager at tempts at owner outreach resulted in a few “tweaks” to the language in the document for Chapter 8.223 Article 1 (Rent Adjustment) in which the reg istration is included seemed to be the extent of the input provided.

A preliminary design of the registry got completed without impact anal ysis done or recognition of a specific problem the registry solved. The reg istry simply got presented to the City Council. It’s unclear who provided the specific guidance for what information to request in the online registration form itself or the fields of information to include. Without information that suggested expert input was provided to effectively design the systems and forms that captured data, the affected parties, property owners, had no say into the feasibility of gathering the answers.

EBRHA and its members monitor the Rent Board agenda and noted no proactive communication to key stake holders about the registry. Property owners weren’t offered a seat at the ta ble nor were they asked for input prior to City Council’s vote and approval of the ordinance to create a registry.

The City didn’t consider how these requirements would impact proper

ty owners and if renters would even consent to sharing rental information. The City’s website doesn’t include any background information that demon strates the City followed any of its standard practices for developing new programs and legislation, including the failure to conduct an impact study on property owners and other stake holders.

It’s time for City Council to come out of their “Zoom towers” (members still meeting remotely) and engage with their constituents as empathetic public servants working on behalf of all citizens of Oakland. City Council and staff didn’t have to figure out how to gather the information they’re demanding from property owners. And since they didn’t do an impact study, how would they understand the difficulties involved in collecting and furnishing the information? They wouldn’t know because there was no real discovery or analysis to fully un derstand stakeholder needs. We must hold our elected officials and munici pal staff accountable to ensure they do the work to serve all constituents.

Only one Oakland Councilmember owns rental property, and few have actually run businesses. It’s easy to assume or prescribe something you’ve never had any experience doing, which is why impact studies and analysis

are important. Often, our city officials don’t know the demands of property ownership. They don’t seek the advice and counsel from knowledgeable industry resources and can assume a lot of things. When untested assump tions form regulations and legislation, that’s never good for developing good policy. Our elected officials were not voted into office to be disengaged from their voting constituents or ignore their own rules for proper governance and oversight. Higher standards and greater accountability are required from our city leaders.

We elect our leaders to work for us We must demand that Oakland’s new mayor and our City Councilmembers follow the municipal processes that have been set up to protect us. When leaders fail to follow their own rules and then demand we follow their uniformed and unvetted prescriptions, it creates injustice.

Derek Barnes is the CEO of EBRHA.

“

It’s time for City Council to come out of their “Zoom towers” (members still meeting remotely) and engage with their constituents as empathetic public servants working on behalf of all citizens of Oakland.”

AND

When Law Enforcement Fails, Property Owners Lose

By Michelle Gamble

Law enforcement in the city of Oakland doesn’t get high marks for protecting its cit izens and property. Recent statistic showed that property crime in Oakland is 81.2% and violent crime rates at 75.5%, which translates to a crime rate of 65 per 1,000 residents and makes Oakland a city with one of the highest crime rates in the nation (Source: Bestplaces.net).

“Oakland crime has been making headlines across California publica tions, making everyone curious, is law enforcement doing its job to protect the City of Oakland?” asked Hardy Selo, SEO Specialist at Property Guru.

Why can’t Oakland clean up its

streets and do a better job of protect ing its community? It can’t be about funding, as taxpayer money contin ues to be dumped into programs and services that have failed. An article in The Oaklandside titled “Oakland’s New Budget Doesn’t Defund the Police but Boosts Funding for Alternatives” by Darwin Bond Graham cites the follow ing: “The Oakland City Council did not vote to ‘defund’ the police. In the end, the council maintained historic levels of police spending and did not follow through with intentions they endorsed last summer to seek dramatic cuts of up to 50% or $150 million from the police budget.”

Criticism has also been leveled at

the city for diverting $18.4 million in 2021 toward funding community violence-prevention programs. The money went into forming neighbor hood watch groups and other commu nity policing activities. However, when the city boasts the title of being the un-safest place to live in the country, there is no question these programs failed. Furthermore, millions of dollars got sunk into another futile attempt to enforce public safety.

It’s puzzling why a city with “his toric levels of police spending” can’t get the job done. Millions of taxpayer funds spent and for what? What kind of measurable success can the city show for the money? Since current policing

failed, they just keep throwing money at the problem. Money ill spent wastes taxpayer dollars. Squandered money and failed policies and programs don’t help anyone, not the citizens, not the businesses, and not the property own ers and renters.

When the police fail, everybody loses. People need to feel safe whether they come to live, work or play in Oakland. High crime rates scare off people and businesses. When people and business es either give up and leave or stay and deal with the problem on their own, the consequences hit everyone’s collective wallet. In other words, skyrocketing crime costs more than just taxpayer money, it takes a heavy toll on local economies.

“High crime rates make an area look less appealing. While a certain area may be safe, crime statistics may deem

it not,” added Selo. “This negatively impacts a property owner’s ability to rent spaces as people may not want to live in that area, especially if the rental is priced higher.”

When businesses can’t attract people to their areas, and when property owners have to foot the expense, city revenues get impacted. If you can’t fill vacancies or charge fair rent prices, and simultaneously you can’t count on the police to “protect and serve” then the only option is to provide your own security.

So not only do property values get impacted by high crime rates and the police’s failure to protect citizens and property, but also property owners are forced to protect their interests on their own dime. As property owners, who are also taxpayers contributing to the law enforcement budget, the prob lem is twofold. One, they pay property taxes with the expectation for basic public services to be rendered. Two, when law enforcement fails then prop erty owners not only absorb costs to provide extra security, but also protect their investments.

Thus, policymakers need to do ev erything possible to solve this problem and not put it on the property owners and renters to solve. Imagine if proper ty owners can’t fill vacancies or charge fair rent prices, and they can’t count on the police to “protect and serve,” then the only other option is to provide their own security – and that’s not cheap.

“Some property owners spend

hundreds if not thousands of dollars on home security and camera systems,” explained Sela. “Some home security and camera systems cost upwards of $2,700, and the add-ons cost more. Safety is above all else, but these sys tems should not be a substitute for law enforcement.”

Then there’s the most important thing of all – peace of mind. Proper ty owners care about renters’ safety concerns. They can only do so much on their own. They don’t have the same re sources available that the police should provide its citizenry. They can’t always hire security guards, build expensive gated communities, or install complex security systems. Not to mention, those property owners, who have been hit hard by the Eviction Moratorium remaining in place and now months of unpaid rent, suffer both emotionally and economically. This perfect storm of problems chases people out of busi ness. They either give up their proper ties altogether and move or retire.

Ultimately, none of this solves overall housing issues throughout the region. It makes it worse. Businesses and people leave for “safer” pastures and nobody wins. Regional tax revenue decreases, which means further cuts in city services. The police, public ser vants, need to do what they’re tasked to do, keep the public safe – and then everybody wins.

Michelle Gamble is the editor of Rent al Housing Magazine.

“When businesses can’t attract people to their areas, and when property owners have to foot the expense, city revenues get impacted.”

Educate

The Least Known Property Laws that Should be “Known”

By Cambria Risley

When you’re a property owner or operator, it’s important to be aware of all property laws. As stewards of what goes on with your property, you must be vigilant about what you can and cannot do. This knowledge not only protects your interests, but also the renters’ inter ests as well. Here are some property laws that are not widely known, but must be applied when you rent.

Most property owners don’t know this information, but you must give your renters a copy of the government pamphlet titled California Tenants—A Guide to Residential Tenants’ and Landlords’ Rights and Responsibilities The guide answers questions such as what should a renter do if his or her apartment needs repairs? Can a prop erty owner force a renter to move? How many days notice does a renter have to give a landlord before the rent er moves? Can a property owner raise a renter’s rent?

“This law is in place to ensure that both the property owner and the renter are aware of their rights and responsi bilities,” said Henry Gallagher, CFO at Life Part 2. “Property owners who do not provide their renters with a copy of this handbook can be subject to fines.”

It’s ironic that many property own ers don’t know about this requirement yet it protects both parties. Renters who did not receive a copy can Google the title and download it for free from many websites, including the California

Courts website at courts.ca.gov. It’s important to know your rights.

Another law property owners must know is the 30-day notice letter letting renters know about rental increas es. Property owners that do not give proper notice can be subject to fines. Also, rent increases cannot be arbi trary. They have to follow the rules and regulations put down in the city or county in which the property owners’ housing or rental units reside. In the city of Oakland, the city’s website describes how much rent can be in creased based on the percentage of the consumer price index (CPI). As of this issue, the rate increase is 3% of CPI, which is subject to change.

Laws are constantly changing when it comes to what property owners can deny housing over – and one is crim inal records. Just because a renter has a criminal record doesn’t mean it can automatically become a reason to deny him/her housing. According to California Tenants: Generally, a hous ing provider may check the criminal history of an applicant, although there are some types of criminal history in formation that providers may not seek or consider. For example, landlords are prohibited from considering certain types of criminal history including: 1)

arrests that did not lead to a conviction 2) participation in a pretrial or post-tri al diversion program 3) any record of a conviction that has been sealed by the court, or 4) any conviction that came from the juvenile justice system.

If a property owner inadvertently breaks the law, especially in the case of obscure or little-enforced laws, the government in question will usually give property owners a period of time in which to rectify an issue before enforcing a penalty. This gives prop erty owners a chance to avoid fines. After all, it’s human to make mistakes, but it’s important to fix those mistakes before they become costly errors.

The best advice comes from Leon ard Ang, CEO of iProperty Manage ment Leasing. He said, “If you’re not keeping an eye on the actions of your local city council or county board, you should start. Especially if your real estate portfolio is limited to a single city or metro area, following the actions of – and participating in – city government is an essential way to stay informed about laws that will impact your business.”

Sound advice to protect everyone’s best interests.

Cambria Risley is a Bay Area writer.

“If you’re not keeping an eye on the actions of your local city council or county board, you should start.”

BALLOT MEASURES TO WATCH

Measures P and V

CITY OF RICHMOND -  MEASURE P - RENT CPI CAP

The City of Richmond City Council placed Measure P on the November 8, 2022, ballot. It proposes to adopt an ordinance amending the existing provisions of Richmond Municipal Code (“RMC”) section 11.100.070(b), which would change the annual rent increase limitation for regulated units, from 100% of inflation to 60% of inflation, as measured by the Consumer Price Index, or a flat 3%, whichever is less. EBRHA, NAA, CalRHA oppose this measure.

MEASURE P – CITY OF RICHMOND

Richmond’s existing rent control law is the strictest in California. It only allows annual rent adjustments to keep up with inflation – no more. The City Council introduced Measure P because of a temporary and highly unusual spike in inflation. Yet the council already had the authority to reduce rent adjustments temporarily until inflation comes down again. This permanent measure is totally unneces sary. City Council members are doing this for political gain. They did not even consult the City’s Rent Board. They have not considered the harmful long-term effects.

The vast majority of Richmond property owners are small mom and pop owners and many have immigrant and blue-collar backgrounds. These non-corporate, community-based small owners have given Richmond the lowest rents in the Bay Area.

Many Richmond property owners

are also seniors. These rentals are their life savings and they rely on the income for their modest retirements. This new law would mean they will never be able to keep up with the rising cost of living let alone save for major repairs. We should not force this loss on anybody, especially our seniors. Inflation pressure and complicated regulations have already caused many mom and pop owners to sell, often to big corporations – or to just stop rent ing. Passing Measure P will just make this worse.

Additionally, Richmond has only met 50% of its state-mandated housing targets. The City’s strict rent control and expensive regulations make it financially less feasible to build rental units. Measure P will further worsen our housing shortage, make it harder to meet affordable housing targets, and increase rents in the long run.

Please vote NO on this unnecessary measure: NO to attacking seniors and small mom and pop owners; NO to corporate takeover of rentals; and NO to worsening our housing shortage.

CITY OF OAKLAND – MEASURE V – JUST CAUSE

The City of Oakland City Council placed Measure V on the November 8, 2022 ballot. Oakland’s Just Cause for Eviction Ordinance has been in effect since 2003. It prevents property owners from evicting their renters except for “just cause” reasons, like if a renter hasn’t paid their rent, damaged the property, or is doing something illegal in their apartment. The law is meant

to create greater housing stability for renters. This ballot measure would update the Just Cause ordinance by also preventing evictions of households with children and educators during a school year. It would also extend eviction protections to tenants who live in RVs and newly constructed units, except for the first 10 years after a new apartment was built.  EBRHA, NAA, CalRHA Oppose this measure.

MEASURE V – CITY OF OAKLAND Shall the Measure amending the Just Cause for Eviction Ordinance to: (1) prohibit no-fault evictions of children and educators during the school year; (2) extend eviction protections to renters in recreational vehicles (RVs), tiny homes on wheels, and newly con structed units except during the first 10 years after issuance of the certifi cate of occupancy; (3) remove failure to sign a new lease as grounds for eviction; and (4) make other clarifying amendments, be adopted?

EBRHA –ARGUMENT AGAINST MEASURE V

We are in a housing crisis. Anytime new housing isn’t created in a tight market, it drives rents even higher. The best protection for renters is to build more housing. We don’t need more modifications to Just Cause, like Measure V, that encourage developers NOT to invest in the city. Homeown ers and small property owners (nine rental units or fewer) are also con cerned about other proposed modi fications – particularly those aimed

at rental agreement compliance, RVs and ADUs. Labor unions are also concerned because Measure V will do nothing to increase new contracts that create much-needed housing. We have plenty of land, resources and creativ ity. Let’s give developers more incen tives to invest in Oakland and bring in more high-paying jobs and economic development to the city.

Rather than spending time on ballot initiatives like Measure V, which harms rental housing providers and homeowners and hurts renters in the long term by deterring the investment and development of new multi-unit

buildings, City Council should be fo cusing on meeting the State-mandated RHNA production goals.

The bottom line is that city offi cials and leaders need to work with rental housing providers, labor unions, investors, and developers to create more housing for low- to moderate-income families.

The City of Oakland should engage in a proper analysis of impact. There has been no fiscal study or impact analysis by the City to determine how the proposed changes would affect Oakland’s housing development. We should continue broader stakeholder

discussions with housing developers, investors and labor unions. Measure V is being rushed. Stakeholders had only been aware of it for less than a month before it was voted on and placed on the ballot. Legislators should be better informed before modifying complex housing policy. We urge you to vote against this modification that will significantly halt the investment in and production of new housing in Oakland. Organizations that oppose Measure V: East Bay Rental Housing Association, Housing Action Coa lition, Jobs and Housing Coalition, CalRHA, and NAA

They say that nothing is really new, it’s simply done a little differently. In the case of current design trends, that statement couldn’t be more true. Design styles from the ’80s and ’90s, many of which were recycled from the ’60s and ’70s, has come back into vogue. Here is what you can ex pect to see in both new and remodeled spaces.

By Brea Harper

RETURN OF COURTYARDS

When it comes to outdoor spaces, the courtyard is making a comeback. According to an article titled “Holding Court: What You Need to Know About Internal Courtyards” by Julie Fairley,

“For thousands of years, people across different cultures and continents have carved out space for internal court yards, and when you consider their advantages it’s not surprising.”

Back in the ’70s, courtyard gardens became a popular attraction for new homes and apartment complexes. In some upscale neighborhoods, the hous es with the garden courtyards were con sidered prestigious features to show off your upper middle class lifestyle. These garden spaces often had open roofs to allow for natural rainfall while others had sunroof-like ceilings, which enabled house and tropical plants to grow.

Today, the pandemic and need for more open spaces has resulted in the return of the courtyard. “From classical Roman architecture to Mexican-style hacienda homes and peaceful Japanese interior courtyards, these enduring architectural elements are now being re-imagined in contemporary and enterprising ways,” said Fairley.

A popular trend in courtyards adopts a more industrial-looking outdoor space. For older buildings that use materials like brick and metal beams, adding a courtyard that contin ues this architectural style has become a popular and contemporary option. Architects try to integrate these spaces into the standing buildings and connect areas of the outdoors. For ex ample, multi-unit complexes can have units connected around the courtyard as well as indoor hallways. It’s a chic approach to modern courtyards. It also brings people together to mingle and form a stronger community bond.

WALLPAPER AND TEXTURED WALLS

Back in the ’60s, ’70s and ’90s, wallpa per was a popular way to cover walls with decorative patterns. In the ’90s, wallpaper returned with a slight twist. Many people used it to create murals in certain rooms. For example, a giant bald eagle broken up into sections applied to walls might be covering the wall of a dining room. Additionally, border wallpaper was used around the top of walls.

Today, wallpaper has made a come back with more geometric patterns being used. Also, another technique creates an almost frame-like effect around certain patterns to pull the eye to it. It doesn’t necessarily look like traditional wallpaper but more like different shapes and patterns. It creates a modern, more futuristic appearance.

“Both carpeting and wallpaper are finishing materials that were much more popular in the 1980s and 1990s and are now making a resurgence, said Martin Orefice, the CEO of Rent to Own Labs, the online resource guide to find the ideal rent-to-own home. “Both of these finishes are incredibly easy to add to older homes, often without the need to remove the previous finish. In fact, simply adding carpeting or wallpaper over the top of existing finishes will make it easier to remove them in the future when the design pendulum swings the other way.”

Textures are back, too. Remember, the popcorn ceilings of yesteryear? Now homebuilders use various kinds of materials such as textured wallpa per, woodwork and metal decorative looks. “Current design trends are veer ing away from the past few years’ focus on off-white, white and light neutrals and incorporating more warm or natural tones back into the home,” said Grace Baena, Interior Designer of Kaiyo Used Sofas. “I would say the current trend of textured walls is an evolution or reimagining of trends

from the ’60s and ’70s, although now we’re seeing more limewash and stone textures instead of orange peel or popcorn textures.”

MISCELLANEOUS DESIGNS

Experts predict for 2023 that more de signers will apply some unique styles.

Josh Riutta, owner of Mikku and Sons Roofing, said, “Reimagined trends include blue and white porcelain that dates back to 14th-century China.” He added, “Marble countertops are as practical as they are luxurious in a bathroom or a kitchen setting. These elements are able to take a beating and look good while doing it. Terrazzo is traditionally found in old-school floor ing and the palatial columned homes of Venice, and later as an Art Deco staple, terrazzo has been reimagined recently in a kaleidoscope of shapes.”

AVOID TRENDINESS AND FADS

One caveat about using too many trendy items in a rental design that cannot be easily updated: You will have renters in the next five years or so possibly turned off by dated looks. So, do try to apply tasteful, classic styles that don’t look “old school” too quickly. Being current attracts renters, but the opposite applies too.

“When you’re looking at updating an older home with new trends, I would recommend sticking with design trends like paint colors or minor mod ifications such as light fixtures,” said Andre Kazimierski, CEO of Improovy Painters Chicago. “Replacing counter tops or flooring for trendier options can get expensive fast, especially in older homes.”

Brea Harper is a Bay Area writer.

“Both carpeting and wallpaper are finishing materials that were much more popular in the 1980s and ’90s and are now making a resurgence.”

Here’s a conundrum.

According to CBRE Research, office vacancy rates in the San Francisco Bay Area rose to 24.2% in the second quarter of 2022, which is a historical high. Meanwhile according to results of the Bay Area Council Poll of 1,000 voters released in April, 67% of people reported finding a home became more difficult in the past year, up from 42% last year and 64% in 2020. The poll also found 65% are concerned about finding affordable housing for themselves.

The two problems can actually be solved by doing what many major

By Michelle Gamble

cities are allowing its builders to do – create mixed-use housing. Eva Reyes, link building specialist from Bay Property Management Group, describes mixed-use housing this way: “Mixed-use property is defined as real estate that includes the planned inte gration of residential, office, commer cial, retail, or recreation functions. An example would be a multi-level apartment complex with ground-floor retail space. Mixed-use real estate projects can range from one building to an entire neighborhood, and they’re typically developed around a specific environment. Ultimately, mixed-use

real estate investments can incorpo rate various types of properties that are complimentary to one another.”

As noted above, mixed-use housing is being widely adopted by builders for a number of reasons that go beyond just supplying more available housing space. “Mixed use housing is becoming the trend in the field of latest con struction due to many reasons,” said Sara Gutterman, CEO at Green Builder Media ( greenbuildermedia.com). “Due to the high cost of land, it’s more feasi ble to use the same housing society for different purposes. A single housing society can be legally used for differ

ent purposes, including living, offices, medical, commercial, or industrial purposes.”

In order to help alleviate the problem of too much office space and too few homes, office spaces can be redesigned and reimagined to take it from single-use buildings to multi-purpose facilities. “First, office buildings are typically designed and built for a single use, so they may not have the necessary infrastructure to support other uses,” said Matt Teifke, founder and CEO of Austin Real Estate Brokerage. “For example, an office building may not have enough restrooms or parking spaces to support a retail use. Second, office buildings are often located in areas that are not well suited for other uses, such as in suburban business parks. Third, office buildings typically have large floor plates that may not be suitable for retail or residential uses. Finally, the conversion of an office building into a mixed-use development can be costly and time-consuming.”

The difficulties in construction and conversion can be mitigated by considering the value proposition that mixed-use housing has to offer. “Mixed-use housing is becoming a new trend in housing construction for a number of reasons,” said Teifke. “First, it can provide a more sus tainable and livable community by creating a mix of uses that can help to support each other. For example, having retail stores and restaurants within walking distance of residential areas can reduce the need for resi dents to drive to these places. Second, mixed-use developments can create a more vibrant and exciting community by providing a variety of activities and

amenities within walking distance. Third, mixed-use housing can be more economical to develop than separate single-use developments because it can make better use of land and infra structure. Finally, mixed-use housing can provide opportunities for people to live, work and play in the same com munity, which can promote a sense of community and social interaction.”

OVERCOMING CHALLENGES

To convert an existing building such as an already-standing office building into a mixed use development, zoning stands in the way as one of the biggest barriers. Since zoning laws vary by municipality, it requires the property to be properly zoned for mixed-uses (e.g., retail, commercial and/or resi dential space). Without some sort of flexibility and open-minded thinking from policymakers, zoning can stop projects from being remodeled or new properties from using the mixed-use model.

Teifke pointed out that zoning laws require developers to be familiar with the zoning regulations in the area in which they intend to build. Zoning regulations may limit the amount of land that can be used for a particular use (e.g., residential or commercial). “Zoning laws can vary from munici pality to municipality, so developers must be familiar with the zoning regulations in the area where they wish to develop a mixed-use project,” said Teifke.

“Obtaining the required permits and legal approval can be difficult if chang es to the current codes are required,” said Nick Polyushkin, co-founder of Ofirio, an AI-powered platform for real estate investors. “Additionally, it

could be challenging to secure funding for the project since financiers might not be aware of the advantages or may be cautious of the risks connected with mixed-use buildings.”

Other considerations according to Shaun Martin, owner, member and CEO of The Home Buying Company, include:

Building Codes – buildings that will be used for mixed-use purposes must comply with all applicable build ing codes. This includes codes related to fire safety, accessibility and energy efficiency.

Historic Preservations – if your mixed-use development will be lo cated in a historic district or if it will include historic buildings, you will need to obtain the proper permits from your local historic preservation commission.

Environmental Regulations – mixed-use developments can be subject to a variety of environmental regulations, depending on their loca tion and size. For example, you may need to obtain permits from your local air pollution control district or water quality control board.

Other legal concerns will also need to be addressed. These concerns include agreements with the land owners on which the development will be built, and necessary approvals from utility companies that provide service to the buildings.

Regardless, mixed-use properties offer so many benefits, that property owners should give this concept a try. It would offer valuable solutions for vacancies and housing shortages.

Michelle Gamble is the editor of Rental Housing Magazine.

2023 Design Trend SUSTAINABLE HOUSING

By Michelle Gamble

Sustainability has gone from an obscure term we randomly heard in the ’90s to an emerging trend in the housing industry. More property owners and housing builders have embraced sustain ability, especially here in California, in response to our growing energy crisis and climate change, which has put a strain on natural resources. In 2023, look for more and more property owners to upgrade their existing properties to more sustainable options and housing builders to incor porate more of it into new structures.

The definition of sustainability applied to housing means designing energy-efficient spaces that use non-toxic, natu ral materials and resources in a responsible way. The appli cation of this concept aims to create a positive physical and psychological effect on the people who not only live in the homes, but also the community at large. When people can reduce energy consumption, water usage, and depletion of natural resources, everyone benefits.

In fact, in California a recent change in the building code will drive sustainable housing forward. In an article in the New York Times titled “California’s Plan to Make New Build ings Greener Will Also Raise Costs” by Ivan Penn, it said, “The idea at the heart of California’s new building code, which is expected to go into effect in 2023, is to reduce and eventually eliminate the use of fossil fuels like natural gas, replacing them with electricity generated by renewable sources like solar panels, wind turbines and hydroelectric dams. It is difficult to make that switch because millions of homes and commercial buildings need to be updated. That’s why California is starting with the easiest buildings to change — ones that haven’t been built yet … California is already far along in that transition with more than a third of its electricity coming from renewable sources. Its building code change is meant to accelerate that.”

As a result, new homes will be mandated to accommodate the building code’s demands. In the meantime, concerns have arisen over the burden of extra costs to build such homes translating to questions of affordability among low er-income and middle-class homebuyers who may not be able to afford such homes. However, when the big picture comes into view, the long-term savings not only from the use of sustainable power supplies, but also from energy effi ciencies gained from sustainable home designs, appliances, and other materials outweigh the overall concerns. The ben efits to the environment and community also adds value to adopting sustainable practices overall.

SUSTAINABLE DESIGN TRENDS

In the design and construction of new homes and multitenant housing, designers have steered away from using nonorganic, manmade materials and more toward natural

ones. The use of things like plastics have gone away. Over the course of its lifecycle, plastic releases toxic metals, such as lead and mercury, organic substances (dioxins and furans), acid gasses, and toxins into the air, water and soil. Living in homes where plastic has been used for things like sinks, crown moldings, or even shower designs can sicken residents.

The shift back to more natural building materials elimi nates that exposure. “One of the biggest trends we’re seeing right now is a return to natural materials,” said Steven Hill, an interior designer and founder of DIY Gazette. “There’s been a lot of interest in using wood, stone and other organic materials in both the interior and exterior of housing com plexes. I think people are really craving a connection to na ture, and using these materials is a way to achieve that.”

More homes and multi-unit complexes have been de signed with real stones and wood both on the inside and outside. A use in naturally occurring metals, bricks, cobble stone, and corrugated siding has replaced manmade materi als such as plastic siding and fake bricks. On the inside, nat ural stone countertops, marble tiles, and wooden butcher blocks have come into vogue. These materials all come from nature, which creates an appealing indoor environment that resonates with many people while also not introducing tox ins and chemicals into the home.

In the last few years, a shift away from carpeting to nat ural wood flooring has also taken place. The reason is sim ple: carpeting isn’t good for people for a number of reasons. According to an article on the Tower Energy website titled “Carpet and Indoor Air Quality,” “You might think that car pets are made from natural materials because they feel soft and plush. Truthfully, most carpets are made of synthetic fibers. Many manufacturers like using these materials be

cause they are cheap and stain-resistant. Unfortunately, toxic chemicals are utilized when carpets are manufactured and installed. If these chemicals are released, continuous exposure can pose a risk to your health. Older carpets can also be harmful as these trap dust, pet dander, mold, bacte ria, and other debris that are not easily removed.”

Another trend involves the use of composite fencing that uses sustainable materials. “Composite fences are made up of a combination of recycled wood and plastic, and that re cycled plastic makes the fencing last much longer than any type of wooden fencing,” said Jeremy Yamaguchi and I’m the CEO of Lawn Love. “Even wood that is properly sealed and maintained will fall victim to weathering and can eas ily splinter and grow mold. Because composite fencing has some plastic in it, and plastic is a sturdier material, it can withstand more weathering and is less ideal for mold. So, with composite fencing, not only are you being more eco-friendly by using recycled plastic material, but you also aren’t having to replace your fence nearly as often, minimiz ing waste and production of materials.”

REMODELING OLDER STRUCTURES

For many property owners who want to go sustainable, sim ple upgrades and remodels can do the trick. Older structures are often not energy efficient. When a property owner pays utilities as a part of rent, it’s important to overall cost sav ings to make the upgrades. While it might cost extra money in the short term, it will bring long-term savings that justify the expense.

The good news is sometimes making residence more sus tainable doesn’t require a huge remodeling process. Proper ty owners can start with basics, including:

• Switching to LED lighting

• Installing smart lighting

• Filling the gaps between floorboards

• Insulating the floors and walls

• Upgrading to smart heating controls

• Installing an energy-efficient stove

• Insulating the attic

One of the most critical upgrades involves the HVAC sys tem. Outdated HVAC systems consume more energy and in crease utility costs. In California during heat waves or cold snaps, property providers who pay utilities, especially in multi-unit complexes, can see costly spikes in utility usage.

Yamaguchi doesn’t suggest all units be completely replaced, but he does recommend basic upgrades that can do wonders to reduce utility bills. “Installing a smart thermostat is a great addition. These thermostats automatically adjust the temperature and use of your HVAC system to maximize effi ciency and minimize wasted energy (and money).”

Another easy fix to reduce energy usage is to keep up with changing air filters. Some property owners don’t leave it to renters. They cover the cost of filters and give them to res idents with the long-term strategy to reduce energy costs.

“When it comes to regular maintenance, make sure that you are changing all HVAC filters at least once every two to three months,” advised Simon Bernath, CEO and founder of Fur nace Prices. “Keeping your appliances as clean and dust-free as possible will lower the amount of energy that they end up using because they won’t need to work as hard to heat/cool down your home.”

Keeping the HVAC system running efficiently won’t be of much value without proper insulation. “It is important to

insulate the unit or house properly,” said Oberon Copeland, owner and CEO Of Veryinformed.com. “This helps to keep the heat in during the winter and the cool in during the sum mer, saving energy and money. By taking these steps, prop erty owners can help to make their units and houses more sustainable.”

“Good insulation can actually create a huge impact on improving sustainability in housing,” said Sarah Jameson, marketing director of Green Building Elements. “For one, it has a direct relationship to the amount of energy the home consumes because it directly relates to the cooling and heat ing system. Materials such as fiberglass insulation and rock and slag wool products are high-quality that could efficient ly reduce energy consumption. Another benefit proper in stallation can bring would be waterproofing because of the airtightness properties.”

“Dual-paned windows offer insulation against the ele ments and soundproofing qualities,” said Josh Riutta, own er of Mikku and Sons Roofing. “There are several types of dual-paned windows: air-filled, gas-filled and silver-coated. Each type results in better thermal performance, keeping the heat in during the winter and out during the summer.”

Another popular trend that continues to grow each year, especially with incentives from energy providers and gov ernment subsidies, is the use of solar power. “About 23% of homeowners across the country are now progressing to ward or have already installed solar panels,” said Jon San born, co-founder of Brotherly Love Real Estate in Philadel phia, PA. “Solar panels could help homeowners save money on energy bills and also reduce the use of fossil fuels. They cut electricity costs by generating energy independently.”

Builders cleverly integrate the solar panels into new home designs to make them look more natural and attractive. “This can be done by installing solar panels on the roof or simply using solar lights in the yard,” said Copeland.

Finally, here in California where drought has become commonplace, rainwater tanks have started to become pop ular. “Rainwater tanks help properties be less reliant on their local water supply and enjoy reduced water bills,” said Jameson. “Especially with the implementation of water re strictions during the summer season, home buyers who are also interested in putting up a garden on their properties could benefit from this feature to solve water issues in local states.”

New sustainable technologies and techniques will contin ue to take hold as 2023 goes on. It’s not a trend that is likely to change. In fact, look for sustainable housing to become the norm and not the trend.

Michelle Gamble is the editor of Rental Housing Magazine.

By Michelle Gamble

When it comes time to either invest in a new property or remodel an old one, smart home technology offers a wise choice for both property owners and renters. The latest and emerging tech nologies now use capabilities like artificial intelligence (AI) to automate the home down to measuring energy usage and adjusting the house. It gets even more amazing since the lat est technologies can also do chores like wash the dishes. The old 1960s cartoon the Jetsons where their home was auto mated has nothing on these new concepts.

“Demand for smart tech is coming from the bottom

(consumers) up to manufacturer versus the usual, which is technologies being pushed toward consumers from the manufacturers,” said Bill Darcy, CEO of the National Kitch en and Bath Association. This kind of marketplace demand offers important insight for property owners looking for high-quality renters. Smart home features can give property owners that extra edge over competitors.

“… [Smart home technology] is the new standard that you’re seeing in the industry,” said SmartRent Chief Operating Offi cer Demetrios Barnes in an article titled “A Smart Home Tril ogy to Optimize Operations and Teams” by Doug Pike. “What we’re learning is that in some markets, this is a requirement. If you’re not there yet, it’s time. It’s not just about the rent lift anymore; it’s all of that additional savings.”

CURRENT TECHNOLOGIES

Popular technologies have already been adopted by home designers and builders. “Consumers seem more driven than ever by sustainability and devices that help save en ergy and reduce the negative environmental impacts of its consumption,” said Shawn Doyle, a software engineer and development manager at Stratis, a company that creates smart apartments and intelligent buildings. “Some of the most exciting developments in these areas are in-demand response programs that can utilize smart devices to reduce overall energy consumption and lower the dependency on fossil fuels.”

“One of the most popular applications for smart technol ogy in the home is automation,” said Matt Teifke, founder and CEO of Austin Real Estate Brokerage. “Home automa tion systems can be used to control a wide variety of devices and appliances within the home, including lights, door locks, security systems, thermostats, and more. Home automation systems can be controlled manually or through voice-acti vated assistants such as Amazon Alexa or Google Home.”

“With smart devices, a home can have a ‘brain’ and be come intelligent, allowing a person to control it remotely,” said Jeffrey Zhou, a New York Times Visionary, personal finance expert and CEO of Fig Loans. “Take, for example, a smart video doorbell connected to the Internet that will send a push notification to your mobile (even if you’re not at home). Once someone presses the button or the device has detected a physical motion at the door, you will then be able to see a live video feed of what’s going on at your front door and be able to communicate with the person even if you’re not at home.”

Remote automation doesn’t stop at the front door. “Oc cupants can monitor their house appliances and systems remotely too,” said Guy Sharp, relocation advisor for Andor ra Guides (andorraguides.com). “From regulating the tem perature and lighting to keeping a close eye on their security

and alarms, a smart home lets you easily control everything at a touch of a button.”

A significant attraction, especially for those owners and operators whose rent payments cover utilities, is the use of smart thermostats and energy management systems. Local energy companies have even started offering rebates and in centives provided by the government for those homes that use these devices. “An energy management system is a type of smart technology that helps homeowners save money on their energy bills by monitoring and managing energy con sumption,” said Teifke. “Energy management systems can be used to track energy usage, set limits on energy consump tion, and even generate alerts when energy use exceeds a certain threshold.”

In the world of smart-home technology, thermostats are one of the most widely adopted devices. Installation is gen erally easy and you can easily customize your preferred tem perature and routines, enabling you to adjust your home’s environment from anywhere. “Smart thermostats have been popular purchases this past year,” said Jeremy Yama guchi, CEO of Lawn Love, a company that’s bringing hightech solutions to the lawn care industry. “Extreme weather has made people have to bump up their AC and/or heaters more than normal, but with inflation, that is costly. Smart thermostats help optimize your energy so that you are com fortable while avoiding overspending.”

Smart lighting has also become popular for its energy-sav ing capabilities. “Smart lighting is nothing new, but it con tinues to be one of the most popular smart home features,” said Melanie Musson, a smart home expert with Clearinsur ance.com. “Not only can you turn on and off lights with your smartphone, but you can also change the color of the lights for fun or to compliment your mood.”

Another relevant and important technology that has in creased in popularity due to the COVID-19 pandemic is the touchless doorbell and integrated security systems. Smart doorbells and other smart home monitoring devices are likely more popular for the simple reason that home securi ty is a top priority for homeowners and renters.

“Touchless doorbells, AI and the Internet of Things, and high-tech security are in high demand in 2022,” said Hardy Selo, SEO specialist and property expert. “These technolo gies make life easier through convenience. With touchless doorbells, you don’t need to worry about spreading germs. AI and voice-activated devices have increased in populari ty and high-tech security features like cameras can be con trolled at just the touch of a button.”

ADVANCED TECHNOLOGY

It is expected that smart home technology will continue to develop, enabling it to connect all smart devices as well as collect data about their owners, analyze them, and adjust performance according to their preferences. “Smart home technology is becoming more and more advanced, with new features and capabilities being added all the time,” said Stacy Lewis, owner and interior designer at Eternity Mod ern. “Some of the newer technologies that are being used in smart homes include things like voice control, facial recog nition, artificial intelligence, and machine learning.”

“The future of smart homes is always evolving and in the near future we’ll see smart appliances that can order grocer ies and run errands,” said Marc De Diego, founder of MCA Assessors. “These technologies will take account of what you need and when you need it so that you can always have what you need on hand without having to lift a finger. They will also perform errands such as washing dishes, folding laundry,

and notifying you when the trash needs to be taken out.”

“I think it’s easy to imagine a smart home of the future with heads-up displays and devices we can control with gestures, but I don’t think those will be the types of technologies that leave a lasting impact,” said Doyle. “Instead, the technolo gy that we’ll see change lives are the ones that provide val ue outside of the novelty. I can’t imagine a more important area where this needs to happen than in smart devices that continue to find new ways to make us smarter and provide more efficient use of our natural resources without having the long-term mess that past technology has left for us to clean up.”

“There are always new technologies emerging in the smart-home space,” said Lewis. “Some of the newer tech nologies that are starting to become available include things like smart appliances, connected door locks and windows, and even autonomous robots.

“These new technologies will likely become more main stream over time as they become more affordable and easier to use. For example, autonomous robots are already being used in some homes to vacuum floors and clean up spills. In the future, we may see more homes with robots that can do things like laundry, dishes and even yard work.

“As far as how these new technologies will work, it will likely vary depending on the specific product or service. However, many of them will likely use some combination of sensors, artificial intelligence and machine learning to function.”

FUTURE FUNCTIONS

What’s next as smart homes evolve? Many experts point to AI and machine learning as the trends of the future.

“AI and machine learning hold immense potential in the

smart home ecosystem because they can learn from human behavior, predict preferences and implement them without constant programming and intervention,” explained Sharp. “Once this happens, we can expect smart homes to become extremely in tune with the needs of their inhabitants and predict their decisions before they’re made.”

“Technologies that are likely to become more prevalent in smart houses in the future include: artificial intelligence, which can provide homeowners with recommendations on energy usage; virtual reality, which can be used for home de sign or to provide tours of properties; and augmented reali ty, which can be used for maintenance or entertaining pur poses,” said Jen Stark, founder of Happy DIY Home.

In the meantime, many experts suggest that popular technologies already being used will simply be upgraded and more refined. “I don’t foresee a huge difference in the technologies coming down the road, just small updates that could make them less expensive and more appealing to a broader audience of homeowners and property owners,” said Brentnie Daggett, writer for Rentec Direct, a software developer. “Smart tech with alert systems are not as popular right now, but as property owners and homeowners become more familiar with smart technologies, I believe they’ll be gin to see a higher value in these items. Smart utilities and smart moisture sensors or irrigation systems are all valuable upgrades that could save thousands of dollars due to their damage prevention capabilities.”

And that cost savings seems like a “smart” reason to invest in these technologies to not only upgrade and improve your properties, but also improve safety, security, energy and wa ter usage, and more.

Michelle Gamble is the editor of Rental Housing Magazine.

Suppliers

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SUPPLIER

GOVERNMENT AGENCIES

City of OaklandHousing and Community Development 510.788.0462 oaklandca.gov/rap

Oakland Housing Authority Leased Housing | 510.874.1500 oakha.org

Oakland Rent Adjustment Program (RAP)

Marvin Nettles | mnettles@oaklandca.gov oaklandca.gov/RAP

Oakland Rent Board 510.238.6246 StopWaste.Org 510.891.6558 HANDYMAN SERVICES Start to Finish 510.727.9128

INSPECTIONS

Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com

INSURANCE Commercial Coverage Paul Tradelius | 415.436.9800 comcov.com Foxen Kellie Orewiler | 419.560.7909 foxen.com

Kelly Lux — State Farm Insurance Kelly Lux | 510.521.1222 Kelly.lux.gjcg@statefarm.com

Pacific Diversified Insurance Richard Callaway | 925.788.5558 rcallaway@pdins.com PFN Insurance Services 510.483.6667 pfninsurance.com

INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright | 510.483.9700, x14 rsdoors.com

LAUNDRY EQUIPMENT ShinePay Charles Aweida | 510.616.9210

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept. 510.567.8282 aclppp.org

LITIGATION SUPPORT SERVICES Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com

PROPERTY MAINTENANCE

APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

PROPERTY MANAGEMENT Bay Property Group 510.836.0330 baypropertygroup.com Beacon Properties Aaron Young | 510.428.1864 beaconbayarea.com Crane Management Kit Crane | 510.918.2306 cranemanagment.net

The Enterprise Company William McLetchie | 510.444.0876 theenterpriseco.com Kasa Operations Inc. Tania Kapoor Mirchandani 415.377.9452 tania@kasaproperties.com

Lapham Company

Jon M. Shahoian | 510.594.7600 laphamcompany.com

Maisel Property Management 510.568.4444 maiselpropertymanagement.com Seville Property Management Maya Clark | 510.244.1289 sevillepropertymanagement.com

Vision Property Management Frank Thomas | 510.926.4104 vpmpropertymanagement.com

PROPERTY MANAGEMENT SOFTWARE

AppFolio John Hogg | 866.648.1536 Azibo 408.890.1094 | azibo.com

Buildium, a RealPage Company Lauren Barry | 877.396.7876

City of Oakland Rent Adjustment Program

Rent Registration in Oakland Workshops

Starting in 2023, owners of rental units subject to the RAP Fee will need to provide tenancy information for each covered unit on an annual basis. These workshops will provide an overview of the new law and help owners prepare to comply with rent registry requirements.

Date & Time: November 16, 2022 @ 5:30PM 7PM

RSVP: tinyurl.com/22rapworkshop12

Date & Time: December 14, 2022 @ 5:30PM 7PM

RSVP: tinyurl.com/22rapworkshop13

Oakland's Emergency Moratorium

Oakland’s Emergency Moratorium on Rent Increases and Evictions continues to prohibit:

•most evictions (except for Ellis Act and threats to health & safety); •rent increases beyond the CPI of 3% (including banking); and •late fees on covered units.

The moratorium will end when City Council lifts the local emergency.

To stay updated, join the RAP listserv at tinyurl.com/rapsignup.

Snappt

Kyle Nelson | 310.383.5465 snappt.com

Story by J.P. Morgan

Shane Nebbia | 201.961.4022

Yardi Systems 800.866.1124 yardi.com

REAL ESTATE

BROKERS & AGENTS

Advent Properties Inc. 510.289.1184

CBRE Keith Manson | 510.874.1919 cbre.com

Coldwell Banker Commercial Henry Ohlmeyer | 925.831.3390 coldwellbanker.com

Edrington & Associates

Steve Edrington | 510.749.4880 edringtonandassociates.com

Kite Hill Real Estate Jatin Mehta | 949.929.9562 teamkitehill.com

Lapham Company

Tsegab Assefa | 510.594.0643 laphamcompany.com

Litton / Fuller Group 510.693.5444 littonfullergroup.com

Marcus & Millichap - David Wolfe 510.379.1221 marcusmillichap.com

NAI Northern California Grant Chappell | 510.336.4721 nainorcal.com

Owens Real Estate Deeana Owens | 510.225.5810 owensrealestate.com

Pacific Coast Real Estate 510.915.9721 pacificcoastre.com

The Pinza Group Steven Pinza | 510.725.4775 pinzagroup.com

The Prescott Company David Weglarz | 510.398.1027 theprescottcompany.com

Walker & Dunlop 415.233.3945 walkerdunlop.com

RENTAL SERVICES

ReLISTO Eric Baird | 415-237-1819 clicks.weblinkinternational.com

Specialized Real Estate 510.225.9224 sresproperties.com

ROOFERS

Fidelity Roof Company Doug Kellor | 510.547.6330 fidelityroof.com

Frank Fiala Roofing Frank Fiala | 510.582.6929 ffialaroofing.com

General Roofing Company Michael Wakerling | 510.536.3356 generalroof.com

SEISMIC ENGINEERING & CONSTRUCTION Quake Brace Manufacturing Company 510.495.1575 quakebracing.com SGDM, LLC. Henry Mak | 415.688.9869 hmak@sgdmllc.com

TENANT SCREENING SERVICE

Contemporary Information Corp. (CIC) Dan Firestone | 88.232.3822 continfo.com

Intellirent Cassandra Joachim | 415.849.4400 myintellirent.com

WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888.920.BINS bayareabinsupport.com

Trash Scouts 510.788.0462 trashscouts.com

WASTE MANAGEMENT

Sewer Master 510.599.3691 sewerninja.com Waste Management of Alameda County 510.430.8509

West Coast Premier Construction, Inc. Homy Sikaroudi | 510.271.0950 wcpc.inc.com

Last Look

THE PLANT EXCHANGE

Plant exchanges have started popping up in communities across the U.S. Here in the East Bay, we have a nonprofit organization called The Plant Exchange, a program that has been around since 2007. They are one of the early pioneers of the plant exchange concept, which draws over 1,000 community members to celebrate “all things gardening.”

The idea behind The Plant Exchange is to encourage community members to share resources, recycle gardening materials, eliminate unnecessary landfill waste, and bring the best sustainable gardening practices to its neighbor hood. The Plant Exchange collaborates with other nonprof it and community groups to redistribute rescued plants and trees for horticulture education and community beautifica tion projects.

Every year in October, they host an educational and learning event about sustainable gardening and to engen der understanding around how items can be exchanged, repurposed and reused for individual and community gar dens. Volunteers come from all over the region to give back to the community and enjoy discussing their favorite gar dening ideas. The idea began in the front yard of the group’s founder, Odette Pollar, as a way to connect with neighbors over gardening. Today, it holds the distinction as the largest free plant swap in the U.S.

PRODUCTS

TENANT SCREENING

Intellirent

REAL ESTATE BROKERS

Pinza

Inside

Owens Real Estate p. 5

Home Depot And BEHR® Paints p. 9

BANKING/LENDING Story by J.P. Morgan p.

RENT

Oakland RAP

ROOFERS

General Roofing

SEISMIC

West Coast

Quake Brace

INSURANCE

Pacific

WASTE

Bay

p.

p.

KNOWLEDGE,

ADVOCACY, LOCAL SUPPORT, WHEN YOU NEED

WHY SHOULD YOU RENEW YOUR EBRHA MEMBERSHIP? ASK YOURSELF:

1. Has managing rental property expectations/ relationships been a challenge in recent months?

2. Are there unit vacancies you need to fill right now?

3. Is it difficult to constantly navigate all the housing legislative changes?

4. Are you worried about the protection of your property rights?

5. Do you have at-risk renters who have been paying rent reliably this year?

6. Have any of your renters not paid rent OR are they paying reduced rent?

7. Are you unsure who’s defending your business interests?

8. Are you concerned about the health of your rental housing business in 2022?

WHY NOT JOIN EBRHA?

If you answered “YES” to any of the questions above, then EBRHA is a partner you can’t afford to be without. Membership provides these benefits:

ü Helps you navigate complex housing laws to ensure you’re on the right path.

ü Provides the latest forms and information for legal compliance and risk mitigation.

ü Stays on top of relief resources and programs to help your business remain viable.

ü Amplifies your voice and stories when it matters the most.

ü Educates members and the community on rental housing best practices.

ü Helps you keep long-term residents happy and safe through uncertain times.

ü Bridges the gap between housing providers and policymakers.

ü Advocates as a community for property owner rights.

ü Offers on-call support and monthly events to help you succeed, one step at a time.

EBRHA

DID YOU KNOW? EBRHA SERVES ALAMEDA AND CONTRA COSTA COUNTIES